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Preparing for a meeting
The Owners Corporation Act 2006 sets out who can convene an owners corporation (formerly body corporate) meeting, and the contents of the notice and agenda.
Matters for discussion at a general meeting may be contentious and, without preparation, you risk holding a long meeting that results in no decisions.
Before the meeting, the:
- manager, lot owners and the committee should identify topics for discussion
- committee, secretary or manager must prepare:
- a Notice of general meeting (Word, 58KB) to all owners corporation members and a Meeting agenda (Word, 37KB). This lists the topics to be considered, the order in which they will be discussed and sets out the matter to be decided (the motions)
- a covering letter or supporting papers and documents, if these are to be included with the notice and agenda. These can give background on matters to be discussed at the meeting
- manager or secretary will need to consider how voting will be recorded at the meeting.
Use our
Action sheet: preparing for a general meeting (Word, 45KB).
Conducting a meeting
Your owners corporation secretary organises the meeting and manages the relevant paperwork. The chairperson conducts the meeting to enable decisions.
For more information about these critical roles, view our Secretary - owners corporation page and Chairperson - owners corporation page.
The agenda is a road map for the meeting, which should follow a standard process.
Minutes of a meeting
The owners corporation must keep minutes of all its meetings. The minutes, which are usually taken by the secretary, must record these matters, as a minimum:
- date
- time
- location
- names of lot owners present
- names of lot owners who have provided proxies
- names of proxies present
- text of all resolutions
- outcomes of on any voting on resolutions.
If an owners corporation member believes the minutes have been recorded incorrectly for these particular matters, they can use the dispute resolution procedure under the Owners Corporations Act 2006.
For other matters that a member believes have not been recorded correctly, the resident should consult the owners corporation’s rules. For more information, view our Complaint handling in your owners corporation page.
Annual general meeting
Your owners corporation must hold a meeting of all lot owners (called the annual general meeting) if it receives or pays out money during the financial year.
For more information about what is required for an annual general meeting, view our Owners corporation annual general meeting page.
Special general meetings
Special general meetings also require 14 days notice. The notice must include:
- the date, time and place of the meeting
- the agenda and the text of any special or unanimous resolution, and
- a statement that the lot owner has a right to appoint a proxy.
What is a quorum?
A ‘quorum’ is the minimum number of members needed to transact business at a meeting. The quorum for an annual general meeting is at least 50 per cent of the total votes or if 50 per cent of total votes are not available then 50 per cent of lot entitlements.
The annual general meeting can still go ahead without a quorum but it can only make ‘interim decisions’.
he owners corporation can act on interim decisions after 29 days only if it has not received either a:
- petition of owners representing 25 per cent of the total lot entitlements to call another meeting
- notice of special general meeting.
Voting
Your owners corporation will make its decisions by voting and ballots. Basic requirements for voting and ballots by an owners corporation and its committee are set out in the Owners Corporation Act 2006.
For information about holding a vote or ballot, view our Voting and ballot guidelines for owners corporations page.
Resolutions and notices
There are different types of resolutions. Each requires a certain percentage of votes, based on lots or lot entitlements, to pass the resolution.
The percentage required to pass resolutions relate to the total number of lots or lot entitlements, not to the percentage of owners who may attend a meeting or respond to a ballot.
A lot owner may own more than one lot and therefore may have more than one vote.
Types of resolutions
Unanimous resolution:
- must have the exact text set out on the notice of the meeting
- requires 100 per cent agreement by lots (all owners or their proxies)
- is used for fundamental decisions, such as selling common property, buying land, or altering boundaries, lot entitlement and lot liability.
Special resolution:
- must have the exact text set out on the notice of the meeting
- requires agreement by owners or their proxies representing 75 per cent of lots or in the case of a ballot or poll, 75 per cent of lot entitlements.
- is an ‘interim special resolution’, at a meeting or by ballot, it attracts agreement by owners or proxies representing at least 50 per cent of lots and no more than 25 per cent against.
Interim special resolution
- requires a notice to be sent to all lot owners within 14 days and can only be acted on after 29 days
- fails if the secretary receives a petition by owners or proxies representing 25 per cent of the votes against an interim special resolution within 29 days of the meeting or ballot.
Ordinary resolutions that cannot be delegated to a committee, manager or lot owner:
- require agreement by owners or proxies representing at least 50 per cent of lots or lot entitlements
- is an ‘interim ordinary resolution if passed at a general meeting that does not have a quorum.
Interim ordinary resolutions:
- require a notice to be sent to all lot owners within 14 days
- can only be acted on after 29 days if no petition representing 25 per cent of votes is received to call another meeting.
Ordinary resolutions that can be delegated to the committee, manager or lot owner:
- the delegate can make a decision without further consultation.
Proxies in decision-making
If you cannot attend a meeting, you can appoint a trusted person to represent you. This person ‘holds your proxy’ and their vote is counted as yours.
You may authorise a person in writing to act as your proxy to:
- attend, speak or vote on your behalf at an owners corporation meeting
- vote on your behalf in a ballot
- represent you on the owners corporation committee.
To nominate a proxy, you must complete the prescribed Owners corporation proxy (Word, 63KB) and deliver it to the owners corporation secretary.
A proxy will lapse 12 months after the form is delivered, unless an earlier date is specified.
It is illegal for a person to coerce or require you to give your proxy.
Delegation of powers
Delegations enable a chairperson, secretary, manager or committee to make decisions on behalf of the owners corporation and carry out day to day tasks without calling a general meeting.
An owners corporation should consider delegations of its powers at each annual general meeting. Record any changes to the delegated powers in the minutes and set the revised powers out in an Instrument of delegation (Word, 75KB)].
Your owners corporation can set limits on delegated powers; for example, limiting the amount of money that a delegate can spend.
Amendments to the law, effective from 24 August 2011, enable owners corporations to choose what powers a committee can exercise. If the owners corporation does not make a choice, the committee will automatically get powers to perform its functions.
Owners corporations will not be able to delegate:
- the power of delegation
- any power that requires a unanimous or special resolution
- any power that must be exercised at a general meeting.
Delegations will be able to be made by instrument or resolution, but any delegation by resolution must be recorded in the minutes of the general meeting to be effective.
Using powers of attorney
A person acting under a power of attorney for a lot owner may vote on their behalf at a general meeting or on a ballot.
A power of attorney can only act for more than one lot if they are a member of the lot owner’s family.
It is illegal for someone to require you to give a power of attorney.
Last updated: 30/04/2012